22 Courtland Ave #4 · Stamford, CT 06902

$179,000

1 bd · 1.0 ba · 750 sqft · Condo · 91 Days on market

Built 1953 $239/sqft · 24% below area Est $234k · 24% under $620/mo HOA · 25% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1-bedroom, 1-bath co-op perfectly situated in one of Stamford's most convenient locations. Just minutes from I-95, the beach, shopping, restaurants, theaters, and all the vibrant amenities the city has to offer, this home makes everyday living effortless. Inside, enjoy a nicely updated kitchen featuring granite countertops, tile flooring, and a classic beveled subway-tile backsplash. The renovated bath offers a fresh, modern touch, while the large bedroom includes durable laminate flooring for easy maintenance. Newer windows throughout provide great natural light and energy efficiency. Start your mornings on the private outdoor deck, perfect for coffee or quiet relaxation. Additional perks include a dedicated downstairs storage unit, plus taxes, heat, and hot water all included in the common charges, offering exceptional value. Move right in and enjoy convenient, comfortable living in the heart of Stamford! Reserved Parking #30 and Storage #4

Key facts

• $620 HOA
• Parking
• Built 1953

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.0% in Stamford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 6.1

CMA / ARV

• ARV (median comp): $234,498
• List price: $179,000
• Delta: -23.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-26,099
• Equity at exit: $26,689

10-year hold

• IRR: -8.4%
• Equity multiple: 0.50×
• Total profit: $-24,820
• Equity at exit: $15,477

Cash invested: $50,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06902

• Rents YoY: 1.9%
• Active inventory: 188
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$620
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $79

Break-even live

Break-even rent $2,351

Max offer price $179,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Seaton Rd #2 Stamford, CT	2.0	1.0	775	$2,700	$3.48	14d	1	0.08mi
246 Seaton Rd #2 Stamford, CT	1.0	1.0	575	$1,975	$3.43	44d	1	0.09mi
6 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,600	$3.35	24d	1	0.11mi
23 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,700	$3.48	24d	1	0.11mi
34 Standish Rd #3 Stamford, CT	2.0	1.0	633	$2,200	$3.48	44d	1	0.15mi
1068 E Main St #3 Stamford, CT	2.0	1.0	710	$2,400	$3.38	44d	1	0.18mi
44 Blachley Rd Stamford, CT	2.0	1.0	975	$2,595	$2.66	44d	2	0.22mi
1046 E Main St #4 Stamford, CT	2.0	1.0	763	$2,800	$3.67	3d	1	0.22mi
18 Hamilton Ct Unit B Stamford, CT	2.0	1.0	975	$2,650	$2.72	24d	1	0.24mi
124 Lawn Ave Unit 2R Stamford, CT	—	1.0	550	$1,700	$3.09	24d	1	0.25mi
333 Hamilton Ave Stamford, CT	1.0–2.0	1.0	900	$2,295	$2.55	24d	3	0.27mi
28 Hamilton Ct Unit D Stamford, CT	1.0	1.0	825	$2,295	$2.78	24d	1	0.28mi
14 Hamilton Ct Unit A Stamford, CT	2.0	1.0	975	$2,595	$2.66	44d	1	0.28mi
48 Lockwood Ave Unit 3 Stamford, CT	1.0	1.0	600	$1,800	$3.00	14d	1	0.49mi
96 Lockwood Ave Unit 1 Stamford, CT	2.0	1.0	700	$2,200	$3.14	3d	1	0.58mi
250 Glenbrook Rd Unit D Stamford, CT	2.0	1.0	1050	$2,500	$2.38	44d	1	0.59mi
25 Clovelly Rd Unit 1 Stamford, CT	2.0	1.5	1080	$2,350	$2.18	44d	1	0.60mi
36 Givens Ave Unit 1 Stamford, CT	1.0	1.0	720	$2,300	$3.19	44d	1	0.64mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$3,200	$3.79	44d	1	0.64mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$2,995	$3.55	14d	1	0.64mi
850 E Main St Stamford, CT	2.0	2.0	1080	$3,038	$2.81	3d	2	0.69mi
Stamford Cv Stamford, CT	1.0	1.0	850	$2,200	$2.59	44d	1	0.69mi
850 E Main St #412 Stamford, CT	2.0	2.0	1080	$3,050	$2.82	14d	1	0.69mi
54 Hope St Unit S Stamford, CT	2.0	2.0	952	$2,800	$2.94	24d	1	0.70mi
637 Cove Rd Unit A3 Stamford, CT	1.0	1.0	796	$2,150	$2.70	24d	1	0.70mi
106 Lafayette St Unit 3 Stamford, CT	1.0	1.0	1000	$1,550	$1.55	19d	1	0.70mi
97 Glenbrook Rd Unit t415 Stamford, CT	2.0	2.0	1050	$2,865	$2.73	44d	1	0.73mi
930 Cove Rd Unit 2 Stamford, CT	2.0	1.0	600	$3,400	$5.67	3d	1	0.74mi
77 Glenbrook Rd #202 Stamford, CT	1.0	1.0	800	$2,150	$2.69	44d	1	0.74mi
87 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	872	$2,225	$2.55	14d	2	0.75mi
87 Glenbrook Rd Unit 7G Stamford, CT	2.0	1.0	910	$2,650	$2.91	10d	1	0.75mi
65 Glenbrook Rd Stamford, CT	1.0–2.0	1.5–2.0	1208	$2,450	$2.03	44d	2	0.75mi
13 Elmwood St Stamford, CT	2.0	1.5	1100	$2,800	$2.55	24d	1	0.75mi
100 Glenbrook Rd Unit T411 Stamford, CT	1.0	1.0	628	$2,475	$3.94	3d	1	0.77mi
100 Glenbrook Rd Unit T414 Stamford, CT	1.0	1.0	628	$2,269	$3.61	44d	1	0.77mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	1002	$2,050	$2.05	44d	2	0.78mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	967	$1,950	$2.02	3d	1	0.78mi
137 Hollow Tree Ridge Rd Darien, CT	1.0–3.0	1.0–2.0	1111	$3,800	$3.42	3d	10	0.78mi
25 Glenbrook Rd Stamford, CT	1.0–3.0	1.0–2.0	1331	$3,494	$2.63	11d	8	0.81mi
791 E Main St Apt 3F Stamford, CT	1.0	1.0	600	$2,000	$3.33	24d	1	0.81mi

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $179,000 Active 91 DOM
2. 2026-06-17
   days on market $179,000 Active 90 DOM
3. 2026-06-16
   days on market $179,000 Active 89 DOM
4. 2026-06-15
   days on market $179,000 Active 88 DOM
5. 2026-06-13
   days on market $179,000 Active 86 DOM
6. 2026-06-13
   days on market $179,000 Active 85 DOM
7. 2026-06-10
   days on market $179,000 Active 83 DOM
8. 2026-06-09
   days on market $179,000 Active 82 DOM
9. 2026-06-08
   days on market $179,000 Active 81 DOM
10. 2026-06-07
    days on market $179,000 Active 80 DOM
11. 2026-06-05
    days on market $179,000 Active 77 DOM
12. 2026-06-03
    pricedays on market $179,000 Active 76 DOM
13. 2026-06-03
    days on market $189,000 Active 75 DOM
14. 2026-06-01
    days on market $189,000 Active 74 DOM
15. 2026-05-31
    days on market $189,000 Active 73 DOM
16. 2026-04-30
    price $189,000 981-char remark

    Show marketing remark (981 chars)

    Welcome to this charming 1-bedroom, 1-bath co-op perfectly situated in one of Stamford's most convenient locations. Just minutes from I-95, the beach, shopping, restaurants, theaters, and all the vibrant amenities the city has to offer, this home makes everyday living effortless. Inside, enjoy a nicely updated kitchen featuring granite countertops, tile flooring, and a classic beveled subway-tile backsplash. The renovated bath offers a fresh, modern touch, while the large bedroom includes durable laminate flooring for easy maintenance. Newer windows throughout provide great natural light and energy efficiency. Start your mornings on the private outdoor deck, perfect for coffee or quiet relaxation. Additional perks include a dedicated downstairs storage unit, plus taxes, heat, and hot water all included in the common charges, offering exceptional value. Move right in and enjoy convenient, comfortable living in the heart of Stamford! Reserved Parking #30 and Storage #4

17. 2026-03-20
    listed $198,000 Active 981-char remark

    Show marketing remark (981 chars)

    Welcome to this charming 1-bedroom, 1-bath co-op perfectly situated in one of Stamford's most convenient locations. Just minutes from I-95, the beach, shopping, restaurants, theaters, and all the vibrant amenities the city has to offer, this home makes everyday living effortless. Inside, enjoy a nicely updated kitchen featuring granite countertops, tile flooring, and a classic beveled subway-tile backsplash. The renovated bath offers a fresh, modern touch, while the large bedroom includes durable laminate flooring for easy maintenance. Newer windows throughout provide great natural light and energy efficiency. Start your mornings on the private outdoor deck, perfect for coffee or quiet relaxation. Additional perks include a dedicated downstairs storage unit, plus taxes, heat, and hot water all included in the common charges, offering exceptional value. Move right in and enjoy convenient, comfortable living in the heart of Stamford! Reserved Parking #30 and Storage #4

18. 2026-03-19
    historical $198,000 981-char remark

    Show marketing remark (981 chars)

    Welcome to this charming 1-bedroom, 1-bath co-op perfectly situated in one of Stamford's most convenient locations. Just minutes from I-95, the beach, shopping, restaurants, theaters, and all the vibrant amenities the city has to offer, this home makes everyday living effortless. Inside, enjoy a nicely updated kitchen featuring granite countertops, tile flooring, and a classic beveled subway-tile backsplash. The renovated bath offers a fresh, modern touch, while the large bedroom includes durable laminate flooring for easy maintenance. Newer windows throughout provide great natural light and energy efficiency. Start your mornings on the private outdoor deck, perfect for coffee or quiet relaxation. Additional perks include a dedicated downstairs storage unit, plus taxes, heat, and hot water all included in the common charges, offering exceptional value. Move right in and enjoy convenient, comfortable living in the heart of Stamford! Reserved Parking #30 and Storage #4

19. 2020-11-09
    soldstatus $135,000 Closed 1377-char remark

    Show marketing remark (1377 chars)

    Squeaky Clean and "Truly Move In Condition Unit" in the Desirable Co-ops of Courtland Green. Beautiful Grounds Surround this Courtland Green Community. Easy living with monthly common charges including all of your Real Estate Taxes, Hot Water and Heat! No surprise monthly bills only paying cable and electric. Freshly painted and professionally cleaned with almost new plush carpeting in living spaces and hallway with wood laminate flooring in the extra large Bedroom. Tile floors in the kitchen with new cabinets, marble counter and subway tile back-splash with newer appliances and gas cooking. Newly renovated bathroom in soft grays....just fabulous. Gorgeous chandelier in dining room with new windows throughout with custom window treatments and blinds throughout...oh yes,...and it comes with a wall mounted flat screen TV in the large bedroom! Downstairs storage unit and plenty of closet space. Outdoor deck for your morning tea just bring your furniture, small-wares and clothes and you are living nicely and effortlessly on the first day of move in. Pride of ownership abounds in this self managed complex surrounded by longtime owners. No renting allowed as this is an owner occupied complex. Roll out of Bed and you are on your I-95 commute in literally 1 minute. This Huge One Bedroom One Bath Co-op is Positioned on Courtland Greens Sprawling Acreage.

20. 2020-08-29
    historical Under Contract - Continue to Show 1377-char remark

    Show marketing remark (1377 chars)

    Squeaky Clean and "Truly Move In Condition Unit" in the Desirable Co-ops of Courtland Green. Beautiful Grounds Surround this Courtland Green Community. Easy living with monthly common charges including all of your Real Estate Taxes, Hot Water and Heat! No surprise monthly bills only paying cable and electric. Freshly painted and professionally cleaned with almost new plush carpeting in living spaces and hallway with wood laminate flooring in the extra large Bedroom. Tile floors in the kitchen with new cabinets, marble counter and subway tile back-splash with newer appliances and gas cooking. Newly renovated bathroom in soft grays....just fabulous. Gorgeous chandelier in dining room with new windows throughout with custom window treatments and blinds throughout...oh yes,...and it comes with a wall mounted flat screen TV in the large bedroom! Downstairs storage unit and plenty of closet space. Outdoor deck for your morning tea just bring your furniture, small-wares and clothes and you are living nicely and effortlessly on the first day of move in. Pride of ownership abounds in this self managed complex surrounded by longtime owners. No renting allowed as this is an owner occupied complex. Roll out of Bed and you are on your I-95 commute in literally 1 minute. This Huge One Bedroom One Bath Co-op is Positioned on Courtland Greens Sprawling Acreage.

21. 2019-05-08
    listed $139,900 Active 1377-char remark

    Show marketing remark (1377 chars)

    Squeaky Clean and "Truly Move In Condition Unit" in the Desirable Co-ops of Courtland Green. Beautiful Grounds Surround this Courtland Green Community. Easy living with monthly common charges including all of your Real Estate Taxes, Hot Water and Heat! No surprise monthly bills only paying cable and electric. Freshly painted and professionally cleaned with almost new plush carpeting in living spaces and hallway with wood laminate flooring in the extra large Bedroom. Tile floors in the kitchen with new cabinets, marble counter and subway tile back-splash with newer appliances and gas cooking. Newly renovated bathroom in soft grays....just fabulous. Gorgeous chandelier in dining room with new windows throughout with custom window treatments and blinds throughout...oh yes,...and it comes with a wall mounted flat screen TV in the large bedroom! Downstairs storage unit and plenty of closet space. Outdoor deck for your morning tea just bring your furniture, small-wares and clothes and you are living nicely and effortlessly on the first day of move in. Pride of ownership abounds in this self managed complex surrounded by longtime owners. No renting allowed as this is an owner occupied complex. Roll out of Bed and you are on your I-95 commute in literally 1 minute. This Huge One Bedroom One Bath Co-op is Positioned on Courtland Greens Sprawling Acreage.

22. 1998-03-06
    soldstatus $47,500
23. 1997-12-02
    listed $47,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,413
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$7,440
• − Depreciation: −$5,207
• Taxable loss: −$1,547
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,323/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 4%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• Metro: Bridgeport-Stamford-Norwalk, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+297.9% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $189,000 Smart MLS
• 2026-03-20 Listed $198,000 Smart MLS
• 2026-03-19 Coming Soon $198,000 Smart MLS
• 2020-11-09 Sold (MLS) $135,000 Smart MLS
• 2020-08-29 Contingent — Smart MLS
• 2019-05-08 Listed $139,900 Smart MLS
• 1998-03-06 Sold (MLS) $47,500 Smart MLS
• 1997-12-02 Listed $47,500 Smart MLS